We're in Shard End, First timers purchasing with a mortgage (lender is Bank of Ireland , and our lawyer is on the Bank of Ireland conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Bank of Ireland conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
The deeds to my property are lost. The conveyancers who dealt with the conveyancing in Shard End 5 years ago no longer exist. Will I be able to sell the house?
Nowadays there are copies made of almost everything, and your solicitor should be aware precisely where to locate all the appropriate documentation so you may buy or dispose of your property without any difficulty. If duplicates are not available, your solicitor may be able to put in place insurance or indemnities protecting you against possible claims on your premises.
I'm refinancing my existing home to a BTL loan with Godiva Mortgages Ltd and I will use the rest of the raised equity as a down payment on another house. The location we are talking about is Shard End. Will your lawyers be able to act for both sets of mortgage companies and tie in the two deals?
Make use of our comparison tool on this page to ensure that the lawyers are on the relevant lender panels. Having checked that they are your conveyancer will be able to tie up the two conveyancing matters but you should talk with you conveyancer and make apparent your desired outcome and needs.
Am I best advised to go with a Shard End conveyancing solicitor who is local to the property I am purchasing? I have an old university friend who can deal with the conveyancing however they are based approximately 350miles away.
The benefit of a high street Shard End conveyancing practice is that you can drop in to execute documents, hand in your identification documents and apply pressure on them where appropriate. Having local Shard End know how is a bonus. However it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and in the main were happy that should trump using an unfamiliar Shard End conveyancing solicitor just because they are local.
My husband and I are hoping to buy a 2 room housein Shard End with a loan from a bank. We would like to retain our solicitor in Shard End but our bank advise he's not on their "panel". It seems we have little choice but to instruct from the our mortgage company panel solicitors or stay with our Shard End solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The bank mortgage issued is subject to its terms and conditions, one of which will be that lawyers will on the bank's conveyancing panel. in the past, most mortgage companies had large numbers of law firms on their panels, including many conveyancing solicitors in Shard End : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for your bank.